PRESENTER: Presenter
Christopher J. Looney, AICP Planning and Development Services Director
Body
SUBJECT: Title
Public hearing and first reading of an ordinance to zone approximately 59 acres out of the Francisco Rodriguez Survey 99, Abstract 484, to M-1A (Light Industrial District), currently addressed as 5467 FM 482.
Header
DEPARTMENT: Planning and Development Services
Body
COUNCIL DISTRICTS IMPACTED: N/A
BACKGROUND INFORMATION:
|
Case No: |
PZ24-0003 |
|
Applicant: |
HMT Engineering |
|
|
290 S Castell Ave Ste 100 |
|
|
New Braunfels, TX 78130 |
|
|
(830) 625-8555 | plats@hmtnb.com |
|
Owner: |
New Braunfels Utilities |
|
|
355 FM 306 |
|
|
New Braunfels, TX 78130 |
|
|
(830) 608-8909 | jtschoepe@nbutexas.com |
|
Staff Contact: |
Amanda Mushinski |
|
|
(830) 221-4056 | amushinski@newbraunfels.gov |
The subject property comprises 58.515 acres on the southeast side of FM 482, approximately 130 feet southwest of Solms Park, and shares a property line with the Magnolia Springs neighborhood to the southwest. It is linked to PZ24-0002 and has the same address, owner, and applicant. However, PZ24-0003 is presently situated outside the city limits (ETJ) and is currently pending voluntary annexation. As a result, these cases are being treated separately.
Surrounding Zoning and Land Use:
|
North |
Across FM 482: ETJ |
Outside City Limits, Vacant Land |
|
South |
APD, C-1B SUP |
Vacant Land, Snake Farm |
|
East |
Magnolia Springs PDD |
Residential Neighborhood |
|
West |
ETJ |
Outside City Limits, Vacant Land |
ISSUE:
The applicant’s proposed M-1A zoning district would allow for the intended development of the subject property with a new headquarters facility for New Braunfels Utilities (NBU). The zoning request, contingent upon annexation, seeks M-1A (Light Industrial District) to allow for an office building, maintenance building, materials yard, and training area among other facility features.
This consideration emphasizes coordinating the zoning with annexation for a straightforward development plan. M-1A would be consistent with the following actions from Envision New Braunfels:
• Action 1.3: Encourage balanced and fiscally responsible land use patterns.
• Action 1.8: Concentrate future investment in industrial and employment centers near existing and emerging hubs, such as the airport; and along existing high-capacity transportation networks, such as Interstate Highway 35.
• Action 3.1: Plan for healthy jobs/housing balance.
Future Land Use Plan: The subject property is located within the Oak Creek Sub Area, along a Transitional Mixed Used Corridor, near existing Tourist, Civic, Education, and Employment Centers, and near proposed Market, Civic, and Employment Centers.
FISCAL IMPACT:
N/A
Recommendation
RECOMMENDATION:
The proposed M-1A zoning, suited for light industrial activities, aligns with the property's location along the Transitional Mixed-Use Corridor. The surrounding zoning, including Magnolia Springs PDD, C-1B, and proposed M-1A, supports a balanced development. The property’s proximity to existing and proposed centers further supports the zoning request. In summary, M-1A would match the property and surrounding context.
The Planning Commission held a public hearing on February 6, 2024, and unanimously recommended approval (7-0-0)
Mailed notification as required by state statute:
Public hearing notices were sent to owners of 42 properties within the city limits and 5 properties outside of the city limits, that are within 200 feet of the request. As of the agenda posting date, the city has received responses representing 2% in opposition.
Resource Links:
• Chapter 144, Sec. 2.1-4 (Zoning upon annexation) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIZOPRAD_S144-2.1CHZOAM>
• Chapter 144, Sec. 3.4-18 (M-1A) of the City’s Code of Ordinances: <https://library.municode.com/tx/new_braunfels/codes/code_of_ordinances?nodeId=PTIICOOR_CH144ZO_ARTIIIZODI_S144-3.4ZODIREPRZOSUJU221987>